Before you buy, contact the condo board with the following questions. In
the process, you’ll learn how responsive—and organized—its
members are.
What percentage of units is owner-occupied? What percentage is tenant-occupied?
Generally, the higher the percentage of owner-occupied units, the more
marketable the units will be at resale.
What covenants, bylaws, and restrictions govern the property? What grandfather
clauses are in place? You may find, for instance, that those who buy
a property after a certain date can’t rent out their units, but buyers
who bought earlier can. Ask for a copy of the bylaws to determine if
you can live within them. And have an attorney review property docs, including
the master deed, for you.
How much does the association keep in reserve? How is that money being
invested?
Are association assessments keeping pace with the annual rate of inflation?
Smart boards raise assessments a certain percentage each year to build
reserves to fund future repairs.To determine if the
assessment is reasonable, compare the rate to others in the area.
What does and doesn’t the assessment cover—common area maintenance,
recreational facilities, trash collection, snow removal?
What special assessments have been mandated in the past five years? How
much was each owner responsible for? Some special assessments are unavoidable.
But repeated, expensive assessments could be a red flag about the condition
of the building or the board’s fiscal policy.
How much turnover occurs in the building?
Is the project in litigation? If the builders or homeowners are involved
in a lawsuit, reserves can be depleted quickly.
Is the developer reputable? Find out what other projects the developer
has built and visit one if you can. Ask residents about their perceptions.
Request an engineer’s report for developments that have been reconverted
from other uses to determine what shape the building is in. If the roof,
windows, and bricks aren’t in good repair, they become your problem
once you buy.
Are multiple associations involved in the property? In very large developments,
umbrella associations, as well as the smaller association into which
you’re
buying, may require separate assessments.
